Housing developments & residential land use on large infill tracts
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These are presentation materials from the March 14, 2023 Planning Commission meeting on the draft comprehensive plan topic “Housing Developments and Residential Land Use on Large Infill Tracts.” The materials compare the Town’s conventional zoning approaches (R-1, R-2, R-3) — including example developments and minimum lot sizes — with the Planned Unit Development (PUD) approach, and summarize PUD rules (PUD “floats,” must be approved by Town Council, allows mixed housing types and limited commercial uses, can reserve land for institutional/recreational/public uses, and caps units at the underlying zone density: 3 units/acre in R-1, 5 in R-2/TND, 8 in R-3). The draft comprehensive plan recommends PUDs as the preferred approach on large tracts, recommends making them required (not optional) on large tracts, simplifying and codifying the administrative review so the Planning Commission administers adopted zoning while the Council handles plan approval. The packet reviews recent large-trace proposals to show outcomes under PUD/design flexibility: Turpin (56 acres, R-3 — estimated potential 290 units, actual 166 units: 3.0 units/acre gross, 5.35 units/acre net after 25 acres resource area), Carter (44 acres, TND — estimated 215 units, actual 126 units: 2.9 gross, 4.2 net after 14 acres resource area), and another proposal revised to 138 units (3.1 gross, 4.6 net) from an earlier 227-unit plan (7.6 units/acre net).
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Presentation materials March 14, 2023 Planning Commission Meeting on the draft comprehensive plan Topic: Housing Developments and Residential Land Use on Large Infill Tracts The Town’s R-1 Conventional Approach Symphony Village North Brook (cluster subdivision) “Elderly Housing” Single-family Detached houses at 6 units per acre Min lot size = 15,000 sq. ft. (or 10,000 sq. ft. if “clustered”) The Town’s Conventional R-2 Approach Providence Farm Centreville Heights Single-family Detached houses Single-family detached houses Min. size = 8,000 sq. ft. Min. lot size = 8,000 sq. ft. Providence Farm The Town’s Conventional R-3 Willows at Centreville Approach Centreville Heights Center Park Apartments Multi-family housing developments Multi-family housing developments At up to 8 units/acre At up to 8 units/acre PUD Approach Section 170-28 of the Zoning Ordinance The intent is to promote better residential development than could be possible through the strict zoning and subdivision standards applicable to R1, R-2, R-3,and TND zones. • More attractive living environments. • Encourage more intimate, efficient, and aesthetic use of open space. • More creative approaches to land development. • Offer a variety of building types and better design. • More and better open space. • Encourage more sustainable development practices. PUD Approach Section 170-28 of the Zoning Ordinance PUD zone “floats” over a parcel and can settle down on it if approved by the Town Council. PUD Allows different housing types and a limited amount of commercial development. Allows the Town to require institutional and recreational uses, public uses, and the reservation of land for them. It caps the number of units at the max level that would be allowed in the underlying zone: 3 units per acre in R-1, 5 units per acre in R-2 and TND zones, 8 units per acre in R-3. PUD’s do not increase the allowable density. PUD Approach Section 170-28 of the Zoning Ordinance • PUDs are optional . The owner/developer applies for a PUD. If applied for, then a review/approval process is started. • PUDs are approved through a complicated approach involving meetings and public hearings by both the Planning Commission and Town Council. • The Town Council reviews a general development plan and a preliminary site (development) plan. This places the Council in the plan review role that the Planning Commission typically occupies. • Approving a PUD in Centreville is like approving a zoning map change along with all the zoning and site development standards that will apply to the development….while reviewing a subdivision plat. What does the Draft Comp Plan say about PUDs • The Plan encourages PUDs as the preferred approach to development, but… • The Plan recommends that they be required on large tracts of land … not optional and not up to the developer. • The Plan recommends a less complicated administrative approach. Rather than treating the PUD like a zoning map change, the expectations for a PUD would be codified into the Ordinance. • The Plan recommends that the Planning Commission and Town Council maintain their traditional roles: The Commission would administer the zoning laws adopted by the Council. The Council would be above the development plan review and approval process. • PUDs = a tool for bringing about smarter development aligned with the goals of the Comp. Plan—”Complete Neighborhoods”. A quick review of recent development proposals and what the Comp Plan says: Turpin 56 acres Zoning: R-3 Est. Potential Build-out per Table 2: 290 units This proposal has the max. density of an R- 1, but the design flexibility of a PUD ACTUAL PLAN: 166 units 3.0 units/acre (gross) (-25 acres resource area) 5.35 units/acre (net) Carter 44 acres (in Town) Chesterfield Ave. Zoning: TND Est. Potential Build-out per Table 2: 215 Units This proposal has the max. density of an R-1, but the design flexibility of a PUD ACTUAL PLAN: 126 units 2.9 units/acre (gross) -14 acres of resource areas 4.2 units/acre (net) This proposal has slightly more density ACTUAL PLAN: 138 units than an R-1, but the design flexibility of a PUD 3.1 units/acre -14 acres resource areas 4.6 units/acre (net) This proposal has slightly more density than an R-1, but the design flexibility of a PUD ACTUAL PLAN: 138 units 3.1 units/acre (gross) -14 acres resource 4.6 units per acre (net) This Plan revised an earlier plan for 227 units or 7.6 units/acre (net)